You built something valuable. Now let's make it easier to own — without writing a six-figure check to the IRS. Consolidate, reposition, and move into passive income on your terms.
Not every investor wants more doors. Some want fewer headaches, better cash flow, and a cleaner path to retirement. The challenge is that the equity you have built is often locked in properties that are hard to sell without a massive tax bill. We specialize in the strategies that let you reposition, consolidate, and simplify — without triggering capital gains and without losing the equity you worked to build.
Managing 8 scattered single-family rentals is exhausting. Consolidate them into one well-managed apartment building via a 1031 exchange — same equity, fraction of the management burden.
Your property has appreciated massively but the yield is terrible. A 1031 exchange lets you redeploy that equity into a better-performing asset — tax-deferred, keeping 100% working for you.
Move from active management into passive income — DSTs, triple-net leases, or a single stabilized asset — without triggering capital gains on decades of appreciation.
Your properties are in a low-growth market. Use a 1031 exchange to sell and reinvest in a higher-growth or higher-yield market without a tax hit on the proceeds.
Moving properties into an LLC for asset protection? We can help structure the financing correctly so the transfer does not trigger a due-on-sale clause or create a taxable event.
Simplify what you leave behind. Consolidate scattered properties into one clean asset with a stepped-up basis strategy — making it easier for your heirs to manage or sell.
Every simplification strategy is different, but the process follows the same framework:
We review your current holdings — equity positions, cash flow, management burden, and tax basis — and identify the highest-impact simplification moves.
What does the simplified portfolio look like? One apartment building? A triple-net lease property? A DST? Zach works the buy side to find the right replacement asset.
Sell the relinquished properties, hold proceeds with a Qualified Intermediary, and close on the replacement within 180 days. We coordinate the QI, attorney, and financing simultaneously.
We close a DSCR loan on the replacement property — qualifying on rental income, not your personal income. No W-2s, no tax returns, close in your LLC.
Once the replacement is stabilized, a DSCR cash-out refi can pull equity tax-free for further redeployment — or you hold, collect passive income, and let the equity compound.
Yes. You can sell multiple relinquished properties and consolidate the proceeds into one larger replacement property. Each sale starts its own 45/180-day clock, so coordination and timing are critical. We manage this process to make sure all timelines align.
Each property in a multi-property exchange is treated separately for the purpose of the 45-day identification and 180-day closing rules. We work with your QI and attorney to structure the exchange so you maximize the tax deferral across all properties.
A DST is a fractional ownership structure that allows you to exchange into a large institutional-grade property (apartment complex, industrial facility, net-lease retail) without the management responsibilities of direct ownership. It is a popular choice for investors moving toward retirement who want truly passive income. We can connect you with DST sponsors as part of the exchange process.
Yes. Any investment real estate qualifies as like-kind to any other investment real estate — residential to commercial, single-family to multifamily, raw land to an apartment building. The only requirement is that both properties are held for investment or business purposes.
If you miss the 45-day identification deadline, the exchange is disqualified and the full capital gain becomes taxable in the year of the sale. This is why we start the replacement property search before your sale closes — Zach is actively working the buy side so you have identified properties on day one of the window.
We use a DSCR loan on the replacement property — qualifying on the property's rental income, not your personal income. No W-2s, no tax returns, close in your LLC. If the timeline is tight, a bridge loan can secure the replacement property while the DSCR loan is processed.
Yes. Once the replacement property seasons (typically 6-12 months), a DSCR cash-out refinance lets you pull equity as a loan — not income — so there are no capital gains taxes on the proceeds. This is the final step in the full investor cycle: sell, exchange, finance, refi, redeploy.
Let us map out the strategy before you make any moves. One conversation can save you six figures in taxes.